M E M O R A N D U M Meeting Date: Monday, April 10, 2017 Item No. F-4 To: From: Planning and Zoning Commission Daniel Turner, Planner I Subject: Consider a recommendation of a Preliminary Site Evaluation with variances, for Grace Parc, a proposed residential subdivision consisting of six (6) residential lots and one (1) open space lot, located on a 2.38-acre tract of land, being Lot 1, Tony Prater Addition, located on the south side of Johnson Road, approximately one hundred seventy feet (170 ) west of the Johnson Road and Keller- Smithfield Road intersection, at 1340 Johnson Road, and zoned SF-8.4 (Single Family Residential-8,400 square foot minimum). Mike Sisk, owner. Carrillo Engineering, LLC and Mike Sisk, applicants. Chris Blerins, Brittain and Crawford, LLC, surveyor. Anna Blackwell, Carrillo Engineering, engineer. (PSE-17-0001) Action Requested: Property Description: Property Owner: Consider \a recommendation of a Preliminary Site Evaluation with variances, for Grace Parc, a proposed residential subdivision consisting of six (6) residential lots and one (1) open space lot. Located on a 2.38-acre tract of land, being Lot 1, Tony Prator Addition, located on the south side of Johnson Road, approximately one hundred seventy feet (170 ) west of the Johnson Road and Keller-Smithfield Road intersection, at 1340 Johnson Road. Mike Sisk Page 1 of 7
Applicants: Surveyor: Engineer: Current Zoning: Future Land Use Plan: Background: Analysis: Carrillo Engineering, LLC and Mike Sisk Chris Blerins, Brittain and Crawford Anna Blackwell, Carrillo Engineering SF-8.4 (Single Family Residential, 8,400 Square-foot minimum lot size) The Future Land Use Plan currently designates this site to be developed as LD-SF (Low Density-Single Family-25,000 square-foot lots and greater). The zoning for the subject property was established with the 1992 City wide rezoning effort. The property was platted as Lot 1, Tony Prater Addition in 1979. According to the Tarrant County Appraisal District, the existing house was built in 1979. The purpose of the Preliminary Site Evaluation is to show how the subject property is to be subdivided in accordance with the UDC with the exception of two (2) variances being requested by the applicant. 1. To utilize a hammer-head type turnaround in lieu of a cul-desac. 2. To waive the requirement to install a sidewalk along the west side of the proposed street. The Preliminary Site Evaluation also illustrates how these lots would be served by water, sewer, and street access and also addresses the drainage and paving improvements for this development. Civil plans for the water, sewer, street, and drainage improvements would have to be submitted to the City for review and receive approval before any construction can begin. Minimum Lot Size: The SF-8.4 zoning minimum lot size is 8,400 square feet. There are six (6) residential lots proposed in which the lots sizes range from 10,332 square feet to 11,375 square feet. Lot Street Frontage: Section 5.13 (B) states that lots shall have a minimum of fifty feet (50 ) of frontage along a dedicated street or public access easement. All lots will have frontage on the proposed street, Rock Village Lane. Page 2 of 7
Building Setbacks: All setback requirements meet the requirements of the SF-8.4 zoning district and UDC. Lot 1 will have a twenty-foot (20 ) side yard setback due to the adjacency to a thoroughfare (Johnson Road). Lot Coverage: Entry Features: Screening Wall: Compliance for the lot area coverage will be reviewed as the individual building permits are submitted and will meet the requirements of the UDC. With the 2015 UDC Update, lots in the SF-8.4 zoning district allow a maximum lot coverage of thirty-five percent (35%) for the main structure and fifty percent (50%) including any accessory buildings, pools, parking areas, driveways, and any impervious structure. Section 5.09 of the UDC states that all subdivisions greater than ten (10) platted lots require a landscape entry feature. The proposed subdivision has seven (7) total lots and will not require an entry feature. Section 5.10 of the UDC states that residential subdivisions must install a screening wall adjacent to arterial or collector streets as indicated on the City of Keller s Thoroughfare Plan. Since Johnson Road is designated as a four-lane collector, screening is required along the frontage of Johnson Road. Within the SF-8.4 zoning district, residential developments must have a solid masonry screening wall. The developer is providing the required ten-foot (10 ) wall/tree easement for a screening wall along Johnson Road. The plans for the screening wall will be submitted to the City at a later date as part of a separate Landscaping and Screening Wall permit. Landscaping: Section 5.10 (B) of the UDC states that a row of three-inch (3 ) caliper canopy trees planted twenty-five feet (25 ) on-center along Thoroughfare-designated streets is required. The developer is providing a 10-foot wall/tree easement along Johnson Road for the required landscaping. Landscape plans will be submitted to the City at a later date part of a separate Landscaping and Screening Wall permit. Open Space: Hike/Bike Trail: Open space is not required under the SF-8.4 base zoning district. The applicant is providing one (1) open space lot to serve as a detention pond. The HOA will maintain the open space as indicated on the plat. The applicant is providing a twenty-foot (20 ) Hike and Bike Trail ROW located along the south side of Johnson Road. This ROW dedication will be conveyed to the City as a separate lot with the Final Plat. The applicant will receive a credit to the Park Development Fees for the construction of the trail. The City will Page 3 of 7
be responsible for maintenance of the paved trail section after the construction. Point of Access: Section 5.03 (G) of the UDC states that developments with less than twenty (20) lots may be served with a single point of access if the dead end street does not exceed six hundred feet (600 ) unless additional fire protection is provided and approved by the Fire Marshal. The subdivision will contain six (6) residential lots and access will be provided by Rock Village Trail, which will terminate into a hammer-head turnaround. Variance Request: The applicant is requesting to utilize a hammer-head turnaround in lieu or a cul-de-sac. The turnaround will meet the minimum requirements of allowing emergency and fire apparatus to maneuver. The use of a hammer-head turnaround has been previously approved for private access easements. The only instance where a hammer-head was utilized as a street turnaround was in the Creekview, a private and gated subdivision, after access to Davis Boulevard was revoked by TxDOT during construction. Streets: Trip Generation: All streets are planned to be public and maintained by the City of Keller. All street designs shall meet the requirements of the Unified Development Code at time of construction plans with the final plat. Per Section 5.03 (E) of the UDC The adequacy of the road network for developments of more than five hundred (500) trips per day for residential traffic and more than two thousand (2,000) trips per day for commercial traffic, or for developments involving collector or arterial streets not appearing on the City s approved Thoroughfare Plan, shall be demonstrated by preparation of a Traffic Impact Analysis. For the residential development with six (6) single-family homes the staff estimates sixty (60) trips per day. A Traffic Impact Analysis (TIA) is not required based on the trip generation information provided Sidewalks: Section 5.06 (B) of the UDC states that sidewalks no less than four feet (4 ) wide shall be constructed adjacent to all residential streets. Variance Request: The applicant is requesting a variance to not install the sidewalk along the west side of Rock Village Lane. Sidewalks on the east side will be installed when houses are constructed. Page 4 of 7
Tree Preservation: A tree survey has been submitted with this application. An aerial with the Preliminary Site Evaluation overlay has also been included. A tree preservation plan will be submitted with the civil construction plans prior to final plat application. Drainage & Utilities: The applicant has provided preliminary utility and drainage plans to the City and has been reviewed by City Staff. Detailed Drainage and Utility Plans will be submitted for review with the Civil Plans prior to Final Plat application and will meet the requirements of the Unified Development Code (UDC) before any construction can begin on this property. Existing Roadway Access: Johnson Road, a two (2) lane collector (designated as four (4) lanes). Surrounding Land & Zoning Uses: Summary: North: Single-family residences, zoned SF-36 South: Saddlebrook Estates, zoned SF-8.4 East: White Woods Estates, zoned SF-8.4 West: Single-family residences, zoned SF-8.4 There are two (2) variances being requested: 1. To utilize a hammer-head type turnaround in lieu of a cul-desac. 2. To waive the requirement to install a sidewalk along the west side of the proposed street. Supporting Documents: Citizen Input: Supporting documents include: Property Maps o Zoning Map (Dated April 2017) o Aerial View (Dated April 2017) Exhibit A o Preliminary Site Evaluation o Preliminary Drainage Plans o Preliminary Utility Plans o Tree Survey Staff Attachments o Lot 1, Tony Prater Addition A Preliminary Site Evaluation does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. There has been several phone calls from residents but no written responses received from the public on this application. The public will have Page 5 of 7
an opportunity to speak on this agenda item at the Persons To Be Heard. Professional Opinion: There are two (2) variances being requested. Staff analysis of the variances have been provided in bold text. 1. To utilize a hammer-head type turnaround in lieu of a cul-desac. The hammer-head turnaround is an accepted turnaround for emergency vehicles and is commonly used for private access easements and driveways. The streets in Creekview are private and not maintained by the City. Staff feels that a cul-de-sac could still be utilized in the area provided. It is the professional opinion of Staff to not support this variance request. 2. To waive the requirement to install a sidewalk along the west side of the proposed street. This variance has been requested and approved previously in other subdivisions (Wellsgate Terrace) as there are no planned hommes on the west side of the new street at this time. If the adjacent property to the west does develop, the sidewalks will be installed with the construction of the homes. This would allow heavy equipment access to potential lots without risking damage to existing sidewalks. Staff is forwarding this Preliminary Site Evaluation application for consideration by the Planning and Zoning Commission with the following variances: 1. The variance request to utilize a hammer-head type turnaround in lieu of a cul-de-sac to be considered. 2. The variance request to waive the requirement to install a sidewalk along the west side of the proposed street to be considered. Alternatives: The Planning and Zoning Commission has the following options when considering a Preliminary Site Evaluation with variances: Recommend approval as submitted (with requested variances) Recommend approval with modifications or additional condition(s) Tabling the agenda item to a specific date with clarification of intent and purpose Recommend denial Page 6 of 7
City Council Action: City Council will consider this Preliminary Site Evaluation at their regular meeting on April 18, 2017. Page 7 of 7